Why It’s Important
Welcome to my blog. My name is Rick Carlberg. I am a Licensed and Certified Home Inspector and would like to talk to you about why it’s important to have a Home Inspection before you buy. I have been inspecting homes since the turn of the century (which is about 18 years) and I have seen some interesting things. Some of these things were minor maintenance issues and some were deal breakers. More importantly, I have seen these issues on all types of homes with wide ranges in ages and price. Age and price don’t really matter when it comes to what problems may be lurking. I have seen 80 year old homes with flawless foundations and I have seen 2 year old homes with multiple foundation repairs. I don’t care how old it is or what it costs, they all have something wrong. I remember reading once that perfect houses are about as easy to find as perfect people. They don’t exist. I have never done an inspection where I did not have a list of things that needed to be addressed.
Minor vs. Major
Some things I find are an easy fix. Toilets loose at the floor, missing smoke or CO detectors etc. Issues like these are minor but still important to address. Some, like the loose toilet, are small problems that, left as is, can become bigger problems. Others, like the missing smoke or CO detectors are not a major expense, but not having them poses a huge safety issue. Both pretty easy to correct but important to do so. Other times, issues are more major like Structural issues or a bad roof. These types of problems are thousands to repair, rather than hundreds. These are the types of issues you don’t want to get blindsided by after you purchase the property. When they are discovered during a Home Inspection you can negotiate them with the seller or you can move on. The important thing is knowing what you are buying. If the roof or structural issue is something you know about and are willing to deal with that’s one thing. Being surprised by a major expense after you move in is something else.
Worth Every Penny
My average inspection fee generally breaks down to be about 1/10th of 1% of the property purchase price. It may seem like a lot as you are writing check after check on your way to the closing table but this is something you should not skimp on. A qualified inspector will provide you with good value in what he or she finds not to mention having someone show you how things work. When you become a homeowner, you can’t call the landlord when you need something done. It is important that you know at least basic maintenance and a good inspector should provide that to you as well. It really is invaluable information that you should have. The issues that come up during an inspection can usually be negotiated (to some extent) between buyer and seller to have items repaired or provide the buyer with a credit to have repairs done. The reality is once you close on a property, it’s yours for better or worse. Know what you are buying.
Choosing an Inspector
Usually your Realtor can refer inspectors that he or she has worked with in the past or you may be more comfortable finding someone on your own or through a referral from a friend. Either way, your inspector should be Licensed (in most states), Certified by a professional Home Inspection organization (like ASHI), and should carry E&O and Liability insurance. Other questions to ask are how long he or she has been inspecting, what is included, and more importantly, not included on their inspection. Will they walk the roof? Go into the crawlspace? How long will it take to get the report? Will there be photos in the report? Can you call with follow up questions? Before making a final decision, you may also want to look at reviews on sites like Redfin and Yelp! Don’t base this decision on price alone. Although price is always a consideration, there are other important criteria for choosing the right inspector. You should also make it a point to attend the inspection if at all possible. You’re paying for it and you should get as much out of it as you can. It is an important part of the process and you should be there for it. If an inspector tells you otherwise, you may want to find another inspector.
In Conclusion
Fifty years ago, there really were no Home Inspectors. Maybe a friend or family member in the trades would “take a look at it” for you but it’s nothing like the process is today. You have the advantage and the resources to level the playing field when buying a property. Even if the seller discloses they are not aware of any problems with the home that doesn’t mean there aren’t any. They may be honest in their assessment of the home but may not be aware of problems. Most homeowners don’t know what’s going on in attics and crawlspaces and other places they would not normally go. Other times, sellers may not be completely truthful about what they know or want to disclose. Either way, those items and issues would likely be uncovered by a qualified inspector. Even if a property is being sold “as is” you need to know what the issues are. If the seller is not willing to fix problems found during the inspection, someone has to and that someone is probably you.
Please visit our website at www.housedoctorsinc.com for more information and please let us know if we can be of any service.
Housedoctors Inspector Rick Carlberg is a State Licensed/ASHI Certified Home Inspector with 18 years of experience and over 5000 homes inspected.
